15105 Indian Creek Rd · Gateway, AR 72732

$249,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 211 Days on market

Built 1998 7.07 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.8/30.0
• Appreciation +8.8/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this charming and completely renovated double-wide manufactured home tucked away near the scenic shores of Beaver Lake. Ideally placed on a permanent foundation featuring 3 bedrooms, 2 full baths, brand-new roof, new HVAC, new water heater, new windows, LVP floors throughout, modern finishes, and freshly painted both inside and out! The kitchen features granite countertops, gas range, spacious dining nook, and overlooks 7 acres of your own piece of the Ozarks. Outdoors, you’ll find two inviting decks, perfect for morning coffee or evening relaxation. No covenants, couple of outbuildings, walk-in basement, and the large front yard space is ideal for your trailers, work equipment, toys, and let's not forget your boat, jet skies, and/or kayaks! Beaver Lake and Indian Creek Campground are literally 5 minutes away, which has a public boat ramp and swimming area! Act fast and come make this nature retreat your home!

Key facts

• Beaver lake
• Recently remodeled
• Permanent foundation

Tags

• RECENTLY REMODELED
• PERMANENT FOUNDATION
• 7.07 ACRES
• BACK DECK
• BEAVER LAKE
• INDIAN CREEK CAMPGROUND

Property features AI

Finance

• HOA & community: Monthly association fee; Near state park

Exterior

• Parking: Detached carport; Circular driveway; 4 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Propane available; Public water available; Septic available (septic tank)
• Home design: Single-story home; Double wide body type; Crawlspace/skirt foundation; Architectural shingle roof
• Construction: Wood siding; Built with crawlspace and skirt foundation
• Exterior features: Gravel driveway; Deck; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Gas range; Range hood; Electric water heater
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Eat-in kitchen; Granite counters; Double pane windows
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#381 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, schools F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.86×
• Total profit: $130,004
• Equity at exit: $182,561

10-year hold

• IRR: 23.8%
• Equity multiple: 6.05×
• Total profit: $351,811
• Equity at exit: $356,253

Cash invested: $69,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,538 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $530

Break-even live

Break-even rent $1,868

Max offer price $249,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $249,000 Active 211 DOM
2. 2026-06-17
   days on market $249,000 Active 210 DOM
3. 2026-06-16
   days on market $249,000 Active 209 DOM
4. 2026-06-15
   days on market $249,000 Active 208 DOM
5. 2026-06-14
   days on market $249,000 Active 206 DOM
6. 2026-06-13
   days on market $249,000 Active 205 DOM
7. 2026-06-10
   days on market $249,000 Active 203 DOM
8. 2026-06-09
   days on market $249,000 Active 202 DOM
9. 2026-06-08
   days on market $249,000 Active 201 DOM
10. 2026-06-07
    days on market $249,000 Active 200 DOM
11. 2026-06-05
    days on market $249,000 Active 197 DOM
12. 2026-06-03
    days on market $249,000 Active 196 DOM
13. 2026-06-02
    days on market $249,000 Active 195 DOM
14. 2026-06-01
    days on market $249,000 Active 194 DOM
15. 2026-05-31
    days on market $249,000 Active 193 DOM
16. 2026-05-31
    days on market $249,000 Active 192 DOM
17. 2026-05-08
    price $249,000
18. 2026-04-24
    price $269,000
19. 2026-01-11
    price $274,500
20. 2025-11-19
    listed $279,500 Active
21. 2025-05-29
    soldstatus $250,000
22. 2025-05-28
    soldstatus $250,000 Closed 938-char remark

    Show marketing remark (938 chars)

    Discover this charming and completely renovated double-wide manufactured home tucked away near the scenic shores of Beaver Lake. Ideally placed on a permanent foundation featuring 3 bedrooms, 2 full baths, brand-new roof, new HVAC, new water heater, new windows, LVP floors throughout, modern finishes, and freshly painted both inside and out! The kitchen features granite countertops, gas range, spacious dining nook, and overlooks 7 acres of your own piece of the Ozarks. Outdoors, you’ll find two inviting decks, perfect for morning coffee or evening relaxation. No covenants, couple of outbuildings, walk-in basement, and the large front yard space is ideal for your trailers, work equipment, toys, and let's not forget your boat, jet skies, and/or kayaks! Beaver Lake and Indian Creek Campground are literally 5 minutes away, which has a public boat ramp and swimming area! Act fast and come make this nature retreat your home!

23. 2025-04-23
    status Pending 938-char remark

    Show marketing remark (938 chars)

    Discover this charming and completely renovated double-wide manufactured home tucked away near the scenic shores of Beaver Lake. Ideally placed on a permanent foundation featuring 3 bedrooms, 2 full baths, brand-new roof, new HVAC, new water heater, new windows, LVP floors throughout, modern finishes, and freshly painted both inside and out! The kitchen features granite countertops, gas range, spacious dining nook, and overlooks 7 acres of your own piece of the Ozarks. Outdoors, you’ll find two inviting decks, perfect for morning coffee or evening relaxation. No covenants, couple of outbuildings, walk-in basement, and the large front yard space is ideal for your trailers, work equipment, toys, and let's not forget your boat, jet skies, and/or kayaks! Beaver Lake and Indian Creek Campground are literally 5 minutes away, which has a public boat ramp and swimming area! Act fast and come make this nature retreat your home!

24. 2025-04-09
    listed $250,000 Active 938-char remark

    Show marketing remark (938 chars)

    Discover this charming and completely renovated double-wide manufactured home tucked away near the scenic shores of Beaver Lake. Ideally placed on a permanent foundation featuring 3 bedrooms, 2 full baths, brand-new roof, new HVAC, new water heater, new windows, LVP floors throughout, modern finishes, and freshly painted both inside and out! The kitchen features granite countertops, gas range, spacious dining nook, and overlooks 7 acres of your own piece of the Ozarks. Outdoors, you’ll find two inviting decks, perfect for morning coffee or evening relaxation. No covenants, couple of outbuildings, walk-in basement, and the large front yard space is ideal for your trailers, work equipment, toys, and let's not forget your boat, jet skies, and/or kayaks! Beaver Lake and Indian Creek Campground are literally 5 minutes away, which has a public boat ramp and swimming area! Act fast and come make this nature retreat your home!

25. 2003-08-14
    soldstatus $80,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $790 · $66/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$804/yr (+$67/mo · 101.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,461
• − Mortgage interest: −$13,948
• − Property taxes: −$790
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$7,244
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $5,793/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Gateway

• Score: 56/100
• State rank: #381
• US rank: #22628

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,493

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.61%
• Current HPI: 368.3932
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+211.2% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $249,000 NWARMLS
• 2026-04-24 Price Changed $269,000 NWARMLS
• 2026-01-11 Price Changed $274,500 NWARMLS
• 2025-11-19 Listed $279,500 NWARMLS
• 2025-05-29 Sold (Public Records) $250,000 Public Records
• 2025-05-28 Sold (MLS) $250,000 NWARMLS
• 2025-04-23 Pending — NWARMLS
• 2025-04-09 Listed $250,000 NWARMLS
• 2003-08-14 Sold (Public Records) $80,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $790 · +1.2% YoY. Source: county tax records.